What the law says about refrigerators
Whether a landlord must provide a refrigerator depends on your state and what your lease says. Most states do not require landlords to supply appliances at all—refrigerators are typically the tenant's responsibility. However, some states and cities have rules that treat a refrigerator as part of the rental unit itself, meaning the landlord must provide one that works.
The key is to check your lease first, then your state's tenant laws. If your lease says the unit comes furnished with a refrigerator, the landlord must provide one regardless of state law. If the lease is silent and your state has no requirement, the landlord has no legal duty to supply one.
Key Takeaways
- Most states do not require landlords to provide a refrigerator, but your lease may require it regardless of state law.
- A few states and cities classify a working refrigerator as part of the rental unit itself, making it the landlord's responsibility to provide and repair it.
- If a refrigerator is included in your lease or required by local law, the landlord must keep it in working condition—you cannot be charged for repairs.
- If you brought your own refrigerator, the landlord is not responsible for fixing it, and you should remove it when you move out.
States and cities that require a refrigerator
A small number of jurisdictions treat a refrigerator as a required appliance. New York City is the most well-known example: landlords must provide a working refrigerator in every rental unit. California does not have a statewide requirement, but some local ordinances may explore depending on your city.
Washington State requires landlords to provide certain appliances in furnished units, though the exact list varies by lease. Other states focus on "habitability" standards—the idea that a rental must be fit to live in—but most do not explicitly name a refrigerator as part of that standard. Your city or county may have its own rules even if your state does not.
The safest approach is to contact your local housing authority or tenant rights organization to learn what applies where you live. Many offer free phone lines or websites that list local requirements by address.
What your lease actually controls
Your lease is a contract between you and your landlord. If it says the unit includes a refrigerator, the landlord must provide one and keep it working, even in states with no legal requirement. If the lease says "unfurnished" or lists appliances separately and does not mention a refrigerator, you are expected to bring your own.
Read the appliances section of your lease carefully. Some leases say "refrigerator provided" or "furnished with major appliances." Others say "tenant responsible for all appliances." A few say nothing at all, which usually means the landlord has no duty to supply one.
If your lease is unclear, ask the landlord in writing—email works—what appliances come with the unit. Keep that response. If a dispute arises later, it becomes evidence of what was promised.
If the refrigerator breaks and the landlord provided it
If the lease or your state law requires the landlord to provide a refrigerator, the landlord must repair or replace it when it breaks. You cannot be charged for the repair, and you cannot be expected to fix it yourself. This is true even if you caused minor damage—normal wear and tear is the landlord's responsibility.
Report the broken refrigerator to your landlord in writing (email or text message counts). Give them a reasonable time to fix it—usually 3 to 7 days depending on your state. If they do not respond, you may be able to have it repaired and deduct the cost from rent, but only in states that allow "repair and deduct." Check your state's tenant laws before doing this, because the rules are strict and vary widely.
Do not throw out the broken refrigerator or replace it with your own without permission. Document the problem with photos and keep copies of all messages to the landlord.
If you brought your own refrigerator
If you supplied the refrigerator yourself, it is your property and your responsibility. The landlord is not required to fix it, and you cannot deduct repair costs from rent. When your lease ends, you must remove it—it does not stay with the unit.
Before you move in, take a photo of the unit's condition and note whether a refrigerator was already there. This protects you if the landlord later claims you damaged an appliance that was already broken. When you move out, remove your refrigerator and leave the unit in the same condition it was in when you arrived.
Disputes over appliances and rent
If a landlord withholds a promised refrigerator or refuses to repair one they provided, you have options. The first step is to send a written request for repair, keeping a copy for yourself. If the landlord ignores it, you can file a complaint with your local housing authority or tenant rights board.
In some states, you can also file a "repair and deduct" claim or pursue a small claims case. A few states allow tenants to break a lease if the landlord fails to maintain required appliances. The rules differ by location, so contact a local tenant rights organization before taking action. Many offer free information by phone.
Do not stop paying rent as a way to force repairs—this usually gives the landlord grounds to evict you, even if they were in the wrong. Written requests and formal complaints are safer and more effective.
What to do before you sign a lease
Before you move in, walk through the unit with the landlord or their agent and note which appliances are present. Ask specifically whether the refrigerator is included or if you must bring your own. Request that the answer be written into the lease or added as an addendum.
Take photos of the kitchen showing the refrigerator (or its absence) and any damage. If the unit is unfurnished and you are expected to bring your own, confirm in writing that you are not responsible for a refrigerator that may have been left behind by a previous tenant.
If the lease is vague, ask the landlord to clarify in an email. A straightforward message like "Just to confirm, the unit comes with a working refrigerator, correct?" creates a record you can refer to later if there is a disagreement.
Frequently Asked Questions
Can a landlord charge me to fix a refrigerator they provided?
No. If the lease or state law requires the landlord to provide a refrigerator, they must repair or replace it at no cost to you. You cannot be charged for parts, labor, or a replacement unit. If the landlord tries to deduct repair costs from your deposit or charge you separately, this is usually illegal.
What if the refrigerator was broken when I moved in?
Document it when ready with photos and a written message to the landlord. If the lease says the unit comes with a working refrigerator, the landlord must fix it before you move in or provide a replacement. Do not accept a broken appliance as part of the deal unless you agree in writing to a rent reduction.
Can I remove a refrigerator the landlord provided and replace it with my own?
Not without permission. If the lease requires the landlord to provide a refrigerator, you cannot swap it out for your own and then leave the landlord's refrigerator behind when you move. If you want to use your own, ask the landlord in writing and agree on what happens to their refrigerator when you leave.
Does "furnished" mean the landlord has to provide a refrigerator?
Usually, but not always. "Furnished" typically means the unit comes with major appliances and furniture, but the exact list depends on your lease and local law. Read your lease carefully or ask the landlord to list which appliances are included. Some furnished units do not include a refrigerator.
What if my state has no refrigerator law and my lease does not mention one?
Then the landlord has no legal duty to provide one, and you are expected to bring your own. However, if a refrigerator was already in the unit when you moved in, you can assume it stays unless the landlord tells you otherwise. Ask for clarification in writing before moving in.